1602 Culverhouse St · Lufkin, TX 75904

$79,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 117 Days on market

Built 1945 6,970 sqft lot $85/sqft · 79% above area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 3-bedroom, 1-bath home featuring a modern kitchen with new cabinets and stainless-steel appliances. Enjoy convenience with a 1-car attached carport and stylish updates throughout. Perfect for comfortable living!

Key facts

• Stylish updates
• New cabinets
• Modern kitchen

Tags

• MODERN KITCHEN
• NEW CABINETS
• STAINLESS STEEL APPLIANCES
• 1 CAR ATTACHED CARPORT
• STYLISH UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.5% in Lufkin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#240 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment D-.
• Lufkin ISD (town): math 39% / reading 39% proficiency, ranked #446 of 826 in TX (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Brandon El (math 48% / reading 50%, grade D, #926 of 4,322 statewide, top 22%, 394 students, 71% FRL); Lufkin Middle (math 38% / reading 38%, grade F, #717 of 1,662 statewide, top 44%, 1,487 students, 89% FRL); Lufkin H S (math 49% / reading 45%, grade D-, #591 of 1,632 statewide, top 38%, 2,135 students, 85% FRL).
• Market conditions: 295 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.20%
• DSCR: 2.08
• GRM: 5.3

CMA / ARV

• ARV (median comp): $44,761
• List price: $79,900
• Delta: 78.50%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.71×
• Total profit: $15,801
• Equity at exit: $11,913

10-year hold

• IRR: 26.0%
• Equity multiple: 3.27×
• Total profit: $50,802
• Equity at exit: $6,908

Cash invested: $22,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75904

• Home prices YoY: -25.1%
• Active inventory: 295
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $451

Break-even live

Break-even rent $678

Max offer price $79,900

Occupancy floor 59%

Sensitivity live

Price	-10% $496	-5% $474	+0% $451	+5% $429	+10% $406
Rent	-10% $353	-5% $402	+0% $451	+5% $501	+10% $550
Rate	-1.0pp $491	-0.5pp $472	base $451	+0.5pp $431	+1.0pp $409

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Cousart St Lufkin, TX	3.0	1.0	952	$1,100	$1.16	45d	1	1.04mi
1214 Lotus Ln Lufkin, TX	2.0	2.0	893	$900	$1.01	45d	1	1.10mi
810 Ellis Ave Lufkin, TX	2.0	1.0	720	$950	$1.32	45d	1	1.23mi

Listing history 21 events

1. 2026-06-19
   days on market $79,900 Active 117 DOM
2. 2026-06-18
   days on market $79,900 Active 116 DOM
3. 2026-06-17
   days on market $79,900 Active 115 DOM
4. 2026-06-16
   days on market $79,900 Active 114 DOM
5. 2026-06-15
   days on market $79,900 Active 113 DOM
6. 2026-06-14
   days on market $79,900 Active 111 DOM
7. 2026-06-13
   days on market $79,900 Active 110 DOM
8. 2026-06-10
   days on market $79,900 Active 108 DOM
9. 2026-06-09
   days on market $79,900 Active 107 DOM
10. 2026-06-08
    days on market $79,900 Active 106 DOM
11. 2026-06-07
    days on market $79,900 Active 105 DOM
12. 2026-06-03
    days on market $79,900 Active 101 DOM
13. 2026-06-02
    days on market $79,900 Active 100 DOM
14. 2026-06-01
    days on market $79,900 Active 99 DOM
15. 2026-05-31
    days on market $79,900 Active 98 DOM
16. 2026-05-30
    days on market $79,900 Active 97 DOM
17. 2025-10-08
    listed $79,900 Active 219-char remark

    Show marketing remark (219 chars)

    Updated 3-bedroom, 1-bath home featuring a modern kitchen with new cabinets and stainless-steel appliances. Enjoy convenience with a 1-car attached carport and stylish updates throughout. Perfect for comfortable living!

18. 2025-08-26
    soldstatus
19. 2020-10-14
    soldstatus
20. 2007-01-22
    soldstatus
21. 2002-02-05
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $998 · $83/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$464/yr (+$39/mo · 46.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,988
• − Mortgage interest: −$4,476
• − Property taxes: −$998
• − Insurance: −$400
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$2,324
• Taxable income: $4,392
• Est. tax owed @ 24.0%: −$1,054
• After-tax cash flow: $4,361/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lufkin ISD
• NCES district ID: 4828550
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $41,009
• Composite: 32.81/100
• National rank: #5625
• State rank: #446 of 826 in TX

Livability — Lufkin

• Score: 72/100
• State rank: #240
• US rank: #5792

Category grades

Amenities C Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lufkin, TX
• County: Angelina County · 62,696 people
• City population: 62,696
• Metro: Lufkin, TX
• Population (ZIP): 34,462
• Household income: $60,205
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 1159.0

Population outlook (Angelina County) Hauer SSP2

• Today (2025): 90,174 people
• By 2030: 90,697 · +0.6%
• By 2040: 91,291 · +1.2%
• By 2050: 91,168 · +1.1%
• By 2075: 88,961 · -1.3%
• By 2100: 80,590 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Black 16% Two or more races 12% Native American 2%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 86% English-only · Spanish 14%

Political lean MEDSL · Angelina

• 2024 margin: Solid R (+52.0) · D 23.7% · R 75.7%
• 2008→2024 swing: -17.0pp toward R · 2008: -35.0pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.1 2016: R+47.3 2012: R+43.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.71%
• Current HPI: 213.4236
• Rent YoY: —
• Metro: Lufkin, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

5 events — show timeline

• 2025-10-08 Listed $79,900 Deep East Texas MLS
• 2025-08-26 Sold (Public Records) — Public Records
• 2020-10-14 Sold (Public Records) — Public Records
• 2007-01-22 Sold (Public Records) — Public Records
• 2002-02-05 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $998 · +11.3% YoY. Source: county tax records.